2 Edward Road, Croydon, CR0 6DY

2 Edward Road is a three-bedroom end-of-terrace house in Croydon (CR0 6DY). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (July 2020) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in April 2010 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 88), a 2-band jump.

Held since January 2008 — that's 19 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1997–2008, sale prices on this property compounded at 17.6% per year. Today's modelled estimate of £401,000 sits 60.4% above the 2008 sale of £250,000. On a £-per-square-foot basis, the last sale (£387/sq ft) was about 50.8% above the typical sold price in the postcode. At 60 m² it's 24.1% smaller than the typical home in the postcode (79 m² median across 35 EPCs).